If you are selling a home, you'll get the highest price in the shortest time, if your home is in top condition. And you want to find out about any hidden problems before your house goes on the market. Almost all sales contracts include the condition that the contract is contingent upon completion of a satisfactory inspection. This is known as the "inspection contingency". Buyers will insist on a professional home inspection performed by an inspector they will hire. If the buyer's inspector finds a problem, it can cause the buyer to get cold feet and the deal can often fall through. At best, surprise problems uncovered by the buyer's inspector will cause delays in closing, and usually you will have to pay for repairs at the last minute, or take a lower price on your home.

It's better to pay for your own inspection before putting your home on the market. Having a pre-listing inspection done will make the whole sale process easier. Find out about any hidden problems and get them corrected in advance, on your own terms. Or present the items "as is" and reflected in the purchase price. Otherwise, you can count on the buyer's inspector finding them, at the worst possible time, causing delays, and costing you more money.

One of the key benefits of having the inspection done early, is that if there are any problems discovered that need to be repaired, you can have the repairs done on your own terms, on your own schedule. When a problem isn't found until the buyer has an inspection performed, the deal you've worked so hard to get done may fall apart unless you act quickly to get the repairs done. Or you may have to take a lower price, in order to keep the deal moving. In either case, you'll almost certainly have more headache, and spend more money, than if you'd known about the problem and had it repaired before negotiations began. You could save thousands by simply being able to shop around and get competitive bids from contractors, rather than being forced into paying for a "rush job" at the last minute.

You can also benefit from simply offering certain items "as is". Often, you can negotiate with a buyer to accept items in the current condition by stipulating that they are reflected in the purchase price. But that same buyer may walk away from the deal if the conditions come as a surprise, after an offer has already been made. If the home is inspected before the house goes on the market you will be aware of the condition of the house before an offer is made. There won't be any surprises and the deal is far less likely to fall apart. It takes a lot of effort to get a sales agreement signed in the first place. If the inspection turns up problems, the buyer will want to negotiate a new deal and that second sales agreement is usually even harder to get done than the first one.

By having a pre-listing inspection done, you can identify problems early. Then either correct them or present them "as is", assuring that the first offer you accept can move quickly and smoothly to closing without delays or costly surprises.

Adobe Inspections will provide a PRE-INSPECTED sign for your propery at no additional cost.  This will assure prospective home buyers of your conscientousness to disclosure.

This is what we inspect:

Exterior:  Grading and drainage, house wall finish, exterior components
Structural: Structural elements, foundations, crawl spaces
Roof: Age, material, flashings, skylights, gutters and drainage
Chimney: Weather cap-spark arrestor, crown or termination cap, flashings, flue, chase, fireblock, fireplace, damper, log starter, glass doors, hearth, mantle
Plumbing: Supply pipes, gas components, water heaters, fire supression system, waste and drainage system
Electrical: Service entrance, size and location, main panel, subpanels, wiring, circuit breakers, grounding
Heat-A/C-Evaporative Cooler: Systems, furnace, vent pipe, circulating fan, gas valve and connector, combustion air vents, return air compartment, evaporator coil, condensation drain pipe, drip pan, condensing coil, refrigant lines, thermostats, registers, ducting
Living Area: Doors, flooring, walls and ceiling, windows, closets, lights, outlets
Kitchen: Doors, flooring, walls and ceiling, windows, sinks and countertops, cabinets, valves and connectors, faucets, trap and drain, garbage disposal, gas/electric ranges, dishwasher, exhaust fan, microwave, lights, outlets
Hallway: Doors, flooring, walls and ceiling, windows, closets and cabinets, lights, outlets, smoke/CO detector
Stairs: Clearances, treads and risers, walls and ceilings, handrails and guardrails, windows, closets and cabinets, lights, outlets, smoke detector
Attic: Access, framing, ventilation, electrical, heat/plumbing vents, exhaust ducts, water pipes, insulation
Bedrooms: Doors, flooring, walls and ceiling, windows, closets, lights, outlets
Bathrooms: Doors, flooring, walls and ceiling, windows, cabinets, sink and countertops, sink faucet valves and connectors, trap and drain, toilet, heater, exhaust fan, lights, outlets
Laundry: Doors, flooring, walls and ceiling, windows, cabinets, closets, exhaust fan, sink faucet valves and connectors, trap and drain, gas valve and connector, 220 receptacle, dryer vent, lights, outlets
Garage: Conversion, parking space, slab floor, walls and ceiling, windows, vent ports, firewall separation, house entry door, side door, garage door and hardware, automatic opener, lights, outlets, fire extinguishers

Fees are based on several features and conditions of your home.  Although location, type of components, age and size are factors, many others need consideration.  Please call us today to receive a FREE, no obligation quote for an unparalleled professional inspection.